CONTENTS
PART 1: CONSERVATION AREA CHARACTER APPRAISAL
Introduction…………………………………………………………………………..3
The Planning Context………………………………………………………...….….4
Location…………………………………………………………………………....…5
Geology and Topography……………………………………………………….….7
Archaeology………………………………………………………………………....7
Historical Development…………………………………………………………..…7
•
Pre Victorian Expansion…………………………………….….…..8
•
Victorian Development……………………………………….….…9
•
Inter War……………………………………………………….…...15
•
Wartime and After………………………………………………….16
Urban Form and Character…………………………………………………….…18
Public Realm…………………………………………………………………….….21
Character Analysis by Area………………………………………….………..….22
Conclusion………………………………………………………………………….43
PART 2: CONSERVATION AREA MANAGEMENT PLAN
Future Development…………………………………………………………….…46
Planning Controls……………………………………………………………….….46
Council Functions………………………………………………………………….47
Enhancement and Funding…………………………………………………...…..47
Community Engagement………………………………………………………….47
Public Realm……………………………………………………….……………….48
Boundary Review………………………………………….……………………….48
Public Consultation and Monitoring……………………………………..……….48
MAPS
Forest Gate Town Centre Conservation Area…………………………………..3
Location of Forest Gate Town Centre within Newham…………………………6
John Rocque, 1746………………………………………………………………………...8
Jackson, 1777………………………………………………………………………8
Clayton’s Survey, 1821…………………………………………………………….8
2
Ordnance Survey, 1867…………………………………………………………....9
Ordnance Survey, 1919………………………………………………………….…9
Ordnance Survey, 1953……………………………………………………….…..16
Ordnance Survey, Present………………………………………………………..16
Townscape Appraisal……………………………………………………………...19
Location of Character Analysis Areas……………………………………………22
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PART 1: CONSERVATION AREA CHARACTER APPRAISAL
INTRODUCTION
The Council has a legal duty to designate as conservation areas, those parts
of its area that it considers to be “of special architectural or historic interest the
character or appearance of which it is desirable to preserve or enhance”. This
duty is found in the Planning (Listed Buildings and Conservation areas) Act
1990. Following public consultation and support, the Council designated the
first Forest Gate Town Centre Conservation Area in 1999, extending it to its
present boundaries on December 10th 2001.
4
The government requires the Council to produce and publish a Conservation
Area Appraisal and Management plan for every conservation area in
Newham. They must comply with guidance, published by English Heritage,
which sets out the matters to be addressed.
The purpose of these documents is to:
•
•
•
•
•
encourage appreciation of the area’s history
appraise its present qualities
identify opportunities for enhancement
inform and guide persons wishing to make changes to their property
guide the Council in carrying out its planning and other functions.
The appraisal considers the factors that contribute to and influence the area’s
character.
The management plan identifies the action the Council will take, over the
coming five years, to further the preservation and enhancement of the
conservation area.
THE PLANNING CONTEXT
The Council, in carrying out its planning functions in the conservation area, is
required to give proper weight to the preservation or enhancement of the
area. It must also take into account wider planning policies and guidance. The
statutory planning context and policies that apply are as follows:
National Policy
Planning Policy Guidance Note (PPG) 15 “Planning and the Historic
Environment” sets out current national policy on conservation and heritage
protection. It sets out requirements placed upon planning authorities when
determining planning applications for development or demolition that affects a
conservation area. The principle requirement is to assess whether or not the
proposal preserves or enhances the character or appearance of the
conservation area.
It also notes:
•
that the general presumption should be in favour of retaining buildings
that make a positive contribution to the character or appearance of a
conservation area. The Secretary of State expects that proposals to
demolish such buildings should be assessed against the same broad
criteria as proposals to demolish a listed building.
•
that where a building makes little or no such contribution [to the
character and appearance of the conservation area] the local planning
authority will need to have full information about what is proposed for
the site after demolition. Consent for demolition should not be given
unless there are acceptable and detailed plans for any redevelopment.
5
PPG15 also recognises the importance and role of stewardship that Local
Planning Authorities are under.
Regional Planning Policy
The Mayor of London’s “London Plan” (Spatial Development Strategy) states
that the Mayor undertakes to work with others to protect the historic
environment and expects the Council to conserve historic assets.
Local Planning Policy
Current planning policy is set out in Newham’s Unitary Development Plan
(Adopted June 2001, Saved from 27 September 2007 in accordance with
direction from the Secretary of State). The UDP states “The Council considers
conservation has an important contribution to make toward the future of
Newham by protecting buildings which enhance the attractiveness of the
borough as a place to live, visit and invest, thus supporting the regeneration
process”. And “Conservation Areas provide a focus for civic pride and, by
preserving part of the borough’s history, contribute a sense of continuity and
stability in the context of substantial physical and social change”. This
approach is reflected in the appraisal and management plan. Council policies
also commit to enhancing local centres, promoting mixed communities,
achieving high quality design and sustainable development.
Other relevant Council policies and supporting documents include;
Supplementary Planning Guidance Note No 27 Forest Gate Town Centre
Action Plan (1998). Following extensive public consultation this became the
framework to guide investment decisions in the town centre. One of its
objectives is ”The improvement of the quality of the built and open
environment, in particular to maximise the benefits of the centre’s Victorian
heritage”.
The “Urban Development Framework for Forest Gate and Plaistow SRB” of
2005 developed options for future development and sought to balance the
benefits of conservation with redevelopment. Its suggested design principles
are:• new development be sympathetic to the existing scale, height, views,
street rhythm and block enclosure;
• an avoidance of self-important buildings out of context with a local
centre such as Forest Gate
• to require high quality new development that knits in with existing built
form
• new retail frontage and signs should echo the standard set by the
Heritage Regeneration Scheme enhancements.
• high quality public realm and safe, shared surfaces.
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Newham’s “A Vision for Town Centres 2007-2016” has a vision to create a
village feel in Forest Gate Town Centre; upgrade and diversify community and
shopping facilities, modest development to increase customer base and
vitality; to deal with deprivation and anti-social behaviour; and continue
conservation buildings improvements.
The Forest Gate Town Centre Planning Brief was approved by Newham’s
Mayor in Consultation with Cabinet on 24th May 2007. It provides guidance
from the Council should redevelopment within the town centre be proposed.
Any such proposals would be assessed according to statutory requirements,
government advice and central and local policy as it applies to conservation
areas.
A Supplementary Planning Document for Forest Gate will be consulted on
later in 2009 and will look at these issues in more detail and elaborate on
planning policy for the area. This document will be subject to extensive public
consultation.
LOCATION
Forest Gate is in the northern part of Newham. The economic welfare of its
town centre, and thus its conservation, is influenced by its location. Important
factors that have, and will influence, its future are as follows:
•
It is in, or close to, areas of substantial inward investment and
regeneration. Broadly, these areas are the Thames Gateway and
Stratford and the Lower Lee Valley. Of prime importance is its proximity
to Stratford. Forest Gate station is two stops or five minutes by rail from
Stratford station which is a growing regional centre, now with an
international station on the Channel Tunnel route. The redevelopment
of its redundant rail lands will produce an extensive new piece of town,
“Stratford City”. A major retail complex is currently being built. Stratford
will also host the 2012 Olympics with the associated regeneration
benefits in legacy. In future, Forest Gate’s transport connections with
Stratford and other parts of London and the South-East will be
considerably improved by its connection to the new Cross Rail link.
•
It is well-connected by rail with other larger centres, such as Ilford and
Romford, themselves subject to considerable inward investment. Bus
routes provide links to other neighbouring local centres.
•
Forest Gate has recently been the focus of considerable public and
private investment as a result of a 7 year Single Regeneration Budget.
This has helped fund the improvement of Forest Gate’s public realm,
highways, traffic management and housing.
•
Several Heritage Regeneration Schemes, part funded by English
Heritage, have resulted in the major transformation of a number of
blocks of heritage buildings through restoration and enhancement.
Future options for other enhancement schemes will be pursued.
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•
The town centre’s hinterland consists of attractive Victorian housing
both larger villas and smaller terraces in a range of historic
architectural styles, often standing in tree-lined streets. The supply of
properly conserved housing is necessary to attract a customer base
that will support the local town centre.
•
An extensive area of open space, Wanstead Flats, with trees, ponds
and leisure facilities attracts people to both visit and to reside in the
area, again supporting the local economy.
Location of Forest Gate town centre within Newham.
GEOLOGY AND TOPOGRAPHY.
Forest Gate sits within the Thames Basin, a syncline of chalk overlain by
London Clay and other deposits from the River Thames arranged as gravel
terraces, the remains of former floodplains. The Geological Survey of Britain
shows Hackney gravels in the northern part of the study area with Taplow
gravels to the south. The land of Newham rises gradually from the River
Thames to a height of around 15 metres on Wanstead Flats. Forest Gate thus
sits on land which is higher and drier than much of Newham. Topography
therefore has little influence on townscape save that long views are possible.
ARCHAEOLOGY.
The town centre roads and the Woodgrange Estate are defined as an
Archaeological Priority Area in Newham’s UDP. These areas have known or
potential archaeological remains. An archaeological assessment will normally
be required for development sites over 0.4 acres (0.16 hectares), or for
smaller sites where evidence shows this is justified. Policy EQ 43 explains the
information developers must provide and policy on preservation and/or
recording of remains.
Existing records indicate that the Forest Gate town centre area has
archaeological potential for the pre-historic, medieval and post-medieval
periods. The Greater London Sites and Monuments Record has entries for
sites close to the town centre, for the following periods, including:8
Palaeolithic. Five Palaeolithic hand axes and other pre-historic flint artefacts.
Roman. Romford Road approximately follows the line of the Roman road,
linking London (Londinium) with Colchester (Camulodunum), thought to be
laid out in the 1st Century. Several excavations have revealed sections of the
road and associated archaeology.
Medieval. Woodgrange Farm was recorded in 1189 as attached to the
Cistercian Abbey at Stratford. It was leased out to tenant farmers until the
dissolution of the Abbey in 1538.
Post-medieval –Modern. The Eagle and Child Public House, shown at the
entrance to “The Lower Forest” on Chapman and Andres map of 1777.
For site specific information, developers should undertake a full search of the
Greater London Historic Buildings, Sites and Monuments Record and other
sources.
HISTORICAL DEVELOPMENT
The following historical maps illustrate the growth of Forest Gate from a
hamlet at the edge of Epping Forest to an extensive Victorian suburb. The
early maps show a rural area with farms, a few scattered dwellings and a pub.
By 1821 there were some houses along Romford Road, especially at its
junction with Upton Lane. The coming of the railways, from 1841, led to
widespread development and the rapid growth of the town centre to service
local needs. Later maps show further development and the effects of wartime
bombing and reconstruction. The character of the town centre derives from
these various stages of evolution with heritage buildings and spaces creating
its special interest.
Pre-Victorian Expansion
1741 John Rocque
1777 Jackson’s map
1821 Clayton’s survey
These early maps illustrate that the area now covered by Forest Gate and its
town centre was once a rural part of Essex. Much land was within the estates
of wealthy families. The Woodgrange Estate to the east of the town centre
was owned by the Gurney family.
9
There were also some scattered, large houses, commutable retreats from the
City, occupied by well off bankers, city merchants, doctors and professionals.
The 1741 map also shows the farming nature of the area, providing food for
the City. Woodgrange Farm is on the west side of the present Woodgrange
Road and symbols indicating nurseries, orchards, crops and pasture.
Although there was little development, Woodgrange and Romford Roads and
Forest Lane that are the framework of the present town centre, already
existed.
The main east-west route, Romford Road, dates from at least Roman times.
By the sixteenth century it was a well-established coaching route linking the
City with the towns of Essex. After 1721 its maintenance was taken over by
the Middlesex and Essex turnpike trust. Clayton’s map and directory of 1821
shows some early development, a series of narrow, deep plots on the south
side of Romford Road by its junction with Upton Lane. Evidence of this plot
layout remains today. From this junction, Upton Lane ran southwards toward
the wealthy estates at Upton. A road, along the line of the present
Woodgrange Road, ran northward to the Lower Forest and Essex villages
beyond. The Lower Forest, now known as Wanstead Flats, was then a royal
hunting ground for deer. Cattle were also kept here and roamed freely, as
they did until the recent BSE crisis.
The 1741 map shows that a pub called the Eagle and Child has been here for
several centuries. It provided a hostelry with over night accommodation for
drovers and travellers. A gate with a toll-house was built across Woodford
Road close to the pub to prevent cattle and deer straying southward along the
road. It is from this gate that the name “Forest Gate” derives. The gate stood
from at least 1639 until its removal in 1883. Evidence for a toll-gate is found in
the 1851 Census that describes Robert Baker as the “toll-keeper” and his
home as the Forest Gate Toll-House.
Some small cottages grew up around the gate and early, small scale
dwellings still exist in this location. A congregation led by a preacher named
Jabez Legg, met in one. It grew so much that somewhere larger was needed.
In 1831, Legg and William Strange built a Congregational chapel (see picture
above right) further down Woodgrange Road near its junction with Forest
Lane. The chapel remains today though its front has been altered for shop
use. Forest Lane is marked on these early maps linking Forest Gate to
Maryland and Stratford. Its junction with Woodgrange Road became the early
focal point of the emerging town centre.
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Victorian Development
1867 Ordnance Survey
1919 Ordnance Survey
The early town centre evolved around the junction of Woodgrange Road and
Forest Lane, south of the toll house. The importance of this location was
confirmed by the opening of Forest Gate station here in 1841, allowing faster
access to the City, terminating at Liverpool Street station, and out to the towns
of Essex. It was the catalyst for the development of Forest Gate. The First
Edition of the Ordnance Survey (1865-7) shows the station originally a short
way down Forest Lane opposite a passage, now Station Road.
The rail link flourished. A permanent station was built in its present position
next to the bridge with coal offices adjoining. Forest Gate’s accessibility so
spurred development that from the 1850’s large estate lands in the area were
broken up and sold off.
In 1855 development began on the Gurney and Dames estates, north of the
station. The 1865 Ordnance Survey map shows a tight pattern of narrow
plots, linked by narrow roads and paths. Several of these paths still remain,
the largest being Whitehall Place. The dwellings and roads immediately north
west of the centre retain a small scale, simple character.
In Odessa, Field and Tower Hamlets Roads artisan’s dwellings were built
along with smaller dwellings for labourers. The Old St Saviours parish, a
vibrant, well-knit community, grew to have over 60 shops, businesses, a
church and three pubs. Whitehall School was built here in 1870 behind shops
and pubs built to front Forest Lane and the “Broadway” as it was called.
Larger businesses located here too, including Canon’s brewery and the
Steam Laundry (see photo below).
11
The 1865 map also shows some houses south of the station, on the west side
of Woodgrange Road, including three pairs of semi-detached villas. Their long
rear gardens with circular drives imply they were for more affluent owners.
Now disguised by shopfronts, they remain today between 39-49 Woodgrange
Road.
Next to them were the Pawnbroker’s Almshouses built in 1849 by the
Pawnbrokers' Charitable Institution and formed an impressive group in
'Elizabethan' style set back behind landscaped gardens. As demand for
shopping in Woodgrange Road grew, they were demolished and replaced in
1897 by the impressive three/four storey terrace of 15-39 Woodgrange Road
a key characteristic of Woodgrange Road today.
South of these were two more pairs of semi-detached villas, later
redeveloped. The corner plot was occupied by a public house, on a larger plot
than the present Princess Alice P.H, with pleasure grounds adjoining.
Early development also occurred along Romford Road on narrow but deep
plots, maximising the number and value of properties with a prime frontage.
The houses had long front gardens. The resultant layout and form still
characterises this location. A lane behind gave rear access to these houses.
Its various outbuildings provided stables and other supporting services. A
smithy is shown here on a later map. At the end are orchards which may
explain its current name, “Nursery Lane”.
The impressive Emmanuel Church, built 1852, on the eastern corner with
Upton Lane, indicates the early importance of this junction. Adjoining it is a
pair of semi-detached villas. Upton Lane connected Forest Gate with the
fashionable area of West Ham Park and became lined with high end shops.
A comparison of the 1865 and 1919 maps shows Forest Gate flourished and
expanded. Hamfrith, Atherton, Norwich, Sprowston and Clova Roads, and
Earlham Grove are wide tree lined streets with tall, substantial, attractively
designed and detailed properties built for the wealthy middle classes. The
conservation of areas of attractive traditional housing is key to promoting the
future economy of the centre. Development of the Hamfrith estate, which
stretched east to Manor Park cemetery, started in 1872. It includes Godwin
and Sebert Roads, and roads off. The area south of Forest Gate was also
growing fast. West Ham Park, dedicated to the public in 1874, attracted
middle-class residents.
12
On the east side of Woodgrange Road, the Woodgrange and West Ham
manors, including the old Woodgrange Farm, were developed by Thomas
Corbett and his son Cameron (later the first Lord Rowallan) between 1877
and 1892. They built 1,160 good quality houses of four to six bedrooms, many
with attached servant’s quarters. They housed city business men, doctors and
other professionals. The estate included several shopping terraces facing
onto Woodgrange Road both to the north and south of a Methodist Church
(completed in 1890). Two remain, including rear mews for stabling and
servicing. Other shopping parades developed along Woodgrange Road.
Left: Looking south down Woodgrange Road. On the left is a planned terrace of the
Woodgrange estate. Trees opposite mark three pairs of semi-detached villas, their gardens
now covered by shops .The landmarks of the Methodist church, mid-distance, the ornate
Barclays Bank, far distance, and tall parade on the right, no longer exist. The terrace has
recently been restored, reinstating some of the Victorian grandeur of the centre.
Right. The same part of Woodgrange Road looking north to the station.
The earlier, smaller, organic, varied development contrasts with later, more
substantial planned investments where the public realm is enclosed by
terraces that adjoin the pavement rather than set back behind shops that
indicate they were built over front gardens (called “bungalow shopfronts”).
Examples are 1-13 Woodgrange Road and the south side of Romford Road.
Evidence of the original house front still exists in some of these shops.
Smaller shops were also created from the front parlour of houses.
Population growth was considerable in the late nineteenth century. The
“Forest Gate Weekly News” of 1897 reflected that prior to the building of the
110 acre Woodgrange Estate, the population in 1861 was only around 5,000
with fields of peas, parsnips and rhubarb seen after leaving the station. “A
stranger emerging at that time into Woodgrange Road, from the old wooden
railway station, would see market gardens in front of him as far as the eye
would reach, and on his way to Romford Road would have the same market
gardens on his left hand and only a few private houses on his right”.
Forest Gate in 1876 is described by James Thorne, in his “The Environs of
London”, as:
13
“A hamlet lying to the north of Upton and the Romford road, at the edge of
Wanstead Flats, the southern extremity of Epping Forest, to which this was
the entrance (gate). Forest Gate, with Upton and part of East Ham parish,
was made an ecclesiastical district in 1852: population 7127. At Forest Gate is
a station on the Great Eastern Railway (main Colchester line). By it is the
Eagle and Child, tea-gardens and holiday resort. Emmanuel district church is
a neat little Gothic building at the corner of Upton Lane. In Woodgrange Road
is the Pawnbrokers' Charitable Institute, a cheerful group of 5 almshouses.
Here is the West Ham Cemetery. Also, in Cemetery Road, the Jews'
Cemetery, in which is the stately mausoleum of the Rothschild family, erected,
1867, from the designs of Mr. Digby Wyatt”.
The History of the County of Essex: Volume 6 (1973) also describes the
growth of the area in its section: 'West Ham: Transport and postal services'
underlining the importance of communications then, as now, in the
development and future of the centre.
“The phenomenal growth of this area was made possible by good transport
connections. The Eastern Counties railway had opened its line from London
to Romford in 1839. Forest Gate station opened in 1841 but at first the station
was not successful and closed 1844-6. But by the turn of the century 35,000
passengers a month were travelling from this station. As transport improved
so development increased. In the 1870’s trams came to Forest Gate heralding
the decline of the horse-bus. The Tottenham & Forest Gate railway, opened in
1894, with a station at Wanstead Park, provided a new route from Barking to
St. Pancras and Moorgate. The line, promoted jointly by the Midland railway
and the London, Tilbury & Southend, was carried through the built-up area of
Forest Gate on a long brick viaduct. It aroused considerable local opposition”.
Small businesses opened up in its arches including the popular Elliot’s Tea
Rooms and Confectioners.
“The North Metropolitan Tramways Co. opened services along Romford Road
to Manor Park and along Barking Road to East Ham about 1884–7. In 1901
the U.D.C. inaugurated an electric tramway system which by 1926 was
providing services between Aldgate and Ilford, Aldgate and Barking,
Wanstead Park and the docks, and East Ham Town Hall to Stratford via
Plashet Grove.
After the 1880s Forest Gate had its own main post office which occupied
various sites in Woodgrange Road. Telegraph services were available to the
public at Forest Gate railway station by 1868 and at the post office by 1879.
The telephone was available by 1905”.
As the population grew so did demand for churches, community and other
leisure facilities. Whitehall School occupied a large site now covered by
Forest Gate School. The London and South-Western Bank occupied a prime
site at the junction of Upton Lane and Romford Road.
14
Emmanuel, the Church of England parish church, opened in 1852 was
enlarged in 1889. Built to the designs of Sir George Gilbert Scott it survives
today although its fish scale striped steeple is now plain tiled. The imposing
Methodist church on Woodgrange Road, south of Osborne Road, was a
massive, elaborate structure with twin gables onto the street. Its tall twin
spires were the dominant feature at the heart of Forest Gate.
The Forest Gate Public Hall, Woodgrange Road was built about 1902. It
housed a ballroom, a music hall, and the Grand Theatre (1907) and was
important as a community focus. In 1909 a skating rink, heralded as
“England’s Premier Roller Rink”, was built next to it. It was remained very
popular into the 1950’s having carnival nights, bands and exhibition dancing.
The Lower Forest was transformed into Wanstead Flats which became a
pleasure ground attracting locals and people from much further a-field.
Attempts at its enclosure by some landowners had led to such considerable
public protest that, in 1878, it was taken over by the Corporation of London to
be saved for public access and enjoyment. It was noted for its Bank Holiday
fairs and circuses, which still continue. Its popularity supported local business.
The roads around were, and continue to be sought after residential
addresses.
15
In 1896 the Eagle and Child PH was rebuilt. Tea-rooms to the rear were
famed for their excellent skittles and bowling- green. Other public houses
were built, several of which still survive (if rebuilt) including The Railway
Tavern; the Fox and Hounds and the Princess Alice.
Comparison of the 1865 and 1919 maps shows the rapid expansion that had
taken place with tramlines added on the 1919 map. Around the station, now
fronting onto the Broadway, are marked the Corbett drinking fountain, a post
office, letter box and sorting office and public lavatories. The early fire engine
had also been kept here but later the fire station is shown at Forest Street.
The chapel has become a cinema. The passage from the station is widened
to form Station Road. On the corner is a picture house (The Splendid).
Behind, dwellings have been cleared to build Whitehall School. Two other
cinemas are shown plus the public hall with adjoining skating rink; the
vicarage in Earlham Grove; the Sunday’s school and Methodist Church on
Woodgrange Road; and three banks.
The expansion of Forest Gate underpinned the growth of the town centre.
Shops served all requirements with independents alongside a plethora of
national chains. There were many high class stores reflecting that this was a
desirable, middle-class, commuter suburb and a place of status to visit.
The Forest Gate Weekly News of 1897 sums up the area’s attraction. “There
are few, if any, suburban districts, which combine, in so remarkable degree as
Forest Gate, the three great essentials to the average city man of easy
access, reasonable rentals, and a first class local market”. Forest Gate was in
its hey-day.
Inter-war
Between the wars Forest Gate continued to prosper. A local resident recalled
- “Woodgrange Road was a very busy place with lots of varied shops, from a
dairy where you bought biscuits by the quarter from a tin with a glass lid and
butter was patted and weighed. There were small department stores that sold
pianos and other musical instruments, a fishing tackle shop and all sweet
shops sold fishing nets. This was a place people enjoyed living”.
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It was a prestigious place to live, reflected by the range and quality of the
shops. Most of the main chain stores were here - Boots, Marks and Spencers,
Sainsbury’s, Mac Fisheries, Home and Colonial - as well as high class
department stores and specialist outlets like Rockley’s the piano store. There
were also many places where people could meet for tea and talk – a Lyons
Corner House and an ABC for example. Churches, pubs, shops, places for
education and leisure flourished. In 1937 a massive Odeon Cinema on
Romford Road was opened, designed in the Art Deco of cinemas of that era.
All of this produced a vibrant high street and local community reflected in the
upkeep and activity of its townscape.
New businesses expanded. For example, a Colourpress works adjacent to
Wanstead Park Station was opened in 1927, designed with a distinctively
contemporary frontage. A new post office was built in Earlham Grove in 1939
in a style typical of its era and purpose. Public toilets were built at the junction
of Romford Road and Upton Lane.
Wartime and After
1953 Ordnance Survey
Present Day Ordnance Survey
17
Above. The Princess Alice PH to the left, shops opposite part of the Woodgrange Estate, and
the church mid-distance, were all destroyed by wartime bombing.
Forest Gate was heavily bombed during the Second World War. The
Methodist Church was so badly damaged it had to be pulled down, several
town centre terraces were damaged and part of the Woodgrange Estate was
flattened. In the heaviest night of the blitz, 19th April 1941, the Princess Alice,
the shopping terrace opposite and the bank and cinema on the south side of
Romford Road were bombed. The ABC Cinema in Romford Road went and
the Odeon next door was gutted, as was the YMCA next to the station. The
adjacent Regal Cinema was destroyed. The extent of this devastation can be
seen on the OS map of 1953.
Some buildings were repaired others redeveloped. The curving horizontal
forms of the present Princess Alice exemplifies the Festival of Britain style.
Other rebuilt terraces are simple, geometric, larger scale forms typical of the
1950s and 1960’s. They contrast sharply with the dominant verticality, smaller
scale, style and rhythm of the buildings that characterise the
Victorian/Edwardian town centre. The differences are typified by comparing
the present Methodist Church with its predecessor.
Aston Charities bought the site of the bombed cinema and shops next to the
station. After 11 years of planning and public involvement, the Durning Hall
complex was built, opened by Princess Margaret in 1964. It was designed by
Architects Shigler, Risdon Associates. Its design, patterned concrete tower
and layout to accommodate car parking reflects the style of civic
developments of the time.
The late 1950s and 60’s saw an explosion in office building. Tall slab blocks,
with a concrete or steel frame, made sleek and light by extensive glazing and
blue panels were typical. They announced a new era that paid no heed to the
traditional context of plan, form or scale. Telephone House, at the
Woodgrange/Romford Road junction, exemplifies.
However, during the 1990’s offices migrated to cheaper greenfield sites out of
town. Following this and the rise in demand for homes, vacant office buildings,
such as Telephone House, now Donald Hunter House, have been converted
to residential. The replacement of glass by panelling has emphasized its
horizontality and solidity so increasing its overbearing appearance.
18
There has also been significant social change post-WW2. Approximately two
thirds of the local population who left the area during the war, never returned.
Many larger houses were divided up to make room for several families,
including hundreds from Canning Town and other parts of the borough that
had been badly bombed. The town centre’s catchment population changed to
lower incomes, smaller households and greater transience and diversity.
Social change also affected the town centre as a community focus and local
provider. Greater car ownership enabled people to shop and use leisure
facilities further afield. Multiple retailers relocated to larger centres. TV led to
cinema closures so that all cinemas in Forest Gate had closed by 1975. Very
recently use of the internet has also diverted demand away from local retail
and leisure provision. Pubs are in decline. The churches’ role at the centre of
local life in Victorian times has declined.
These considerable changes are inevitably reflected in the centre’s range of
services, its buildings and the character of the area.
However, in recent years there has been considerable investment in
improving the centre for local people and to attract new investment. This has
included the restoration of traditional terraces, enhanced public realm and
facilities, new and refurbished homes and improved traffic management and
public transport with upgrades of both stations.
In the future, the construction of Crossrail will improve Forest Gate’s public
transport connections. Historically, these made Forest Gate an attractive
place to reside and invest. It is envisioned that these future improvements will
have a similar effect.
Such improvements and wider social and economic forces will shape the
future of the conservation area.
19
URBAN FORM AND CHARACTER
The special architectural and historic interest of the area derives from its
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historic fabric, plot and grain.
human scale buildings and spaces.
clearly defined and enclosed linear layout with marked focal points.
organic variety of building forms and spaces
traditional materials and details
well defined active frontages
role as a focus for the local community and provision of local services
Woodgrange Road is the spine of the shopping centre. Primary retail is
focussed south of the station on both sides of the road. Secondary retail
occupies frontages to the north and along Romford Road, west of the Upton
Lane junction. As there are no other retail frontages, the centre has a simple
linear layout.
The centre is highly visible to through traffic. Where there is a predominance
of prosperous retail, busy interaction creates a sense of place, community,
and greater public safety.
Both roads are through routes. The public spaces between opposing
frontages are dominated by traffic. This is exacerbated by vehicles servicing
shops and by on-street parking. Buses add to the traffic but also the sense of
centre and activity.
The public realm is tightly defined by the ground floor of buildings, most of
which directly abut it. The set back of the church, behind its garden, provides
the only relief and variation. Other set backs, above ground floor, add variety
to the streetscene.
The only mature trees in the centre are found at the church. Mature trees
provide fine views along all roads leading into the adjoining areas of housing.
However, this is generally a hard urban environment. To counter this there
has been successful planting on the south side of Romford Road and
colourful, seasonal displays of flowers along Woodgrange Road.
20
The centre is reasonably permeable with direct pedestrian access from
adjoining residential areas. The exception is the long of block between
Earlham Grove and Romford Road. A few small passages do not offer a
welcoming or safe route.
There are two main nodal points – one at junction with Romford Road, the
other at the junction with Sebert Road/Forest Lane. The first is important in
announcing the centre to passing through traffic. The second sets the image
of the centre for those alighting at the station.
21
The area outside the station has a distinct historic quality conveyed by its
variety of historic buildings with the Corbett Clock and Drinking fountain at its
centre. Buildings enclose and address the space by sweeping round at
corners. The name “Market Place” explains its traditional importance. In
Victorian times the post-office, fire engine pubs, station, turning point for the
horse-drawn trams, school, laundry, brewery were here. People and farm
animals stopped to obtain water.
Important buildings in the community also took the prime positions at the busy
Romford Road junction – the church, bank and pub- and were cleverly
designed along to address both frontages. The created a “place”. The curves
of the current Princess Alice still address this junction. The post war bank and
Telephone House do not. Traffic and associated street signs, clutter, railings
now dominate and the coherence of the space has been lost. Traffic
dominates the pedestrian experience and separates the centre from the area
to the south.
The defining qualities of the centre are created by its surviving historic fabric.
South of the station this comprises tall terraces of 3-4 storeys with a strong
vertical rhythm mostly carried out in a creamy stock brick with stucco
detailing. Around the station the historic character derives from the variety of
style and scale, with a simpler more human scale running north along
Woodgrange Road. The height of the pre-war buildings in relation to the width
of public realm between them is comfortable.
Plot size has also affected the street scene. The earliest plots were narrow,
but deep, to maximise the units with a street frontage. This led to tall and
narrow buildings with a dominant verticality. This rhythm was repeated in the
Victorian planned blocks and emphasised window proportions and detailing;
pilasters separating each shop unit; and parapet walls and chimneys on the
skyline. This was not repeated in the post-war blocks which have a stronger
horizontal emphasis.
The historic core terraces have repeating themes of eaves line, roof pitch,
cornice, window arch and surrounds, capitals, fascia line and scale. Those
built as part of the Woodgrange Estate, were planned as one composition.
Others were developed in phases but unified by a consistent treatment (15-39
Woodgrange Road). Harmony is derived from common features, forms, scale
and materials. The relatively small shop units have adapted overtime and
where joined internally to create a larger unit, retention of the pilasters has
safeguarded the pattern of the terrace.
Whilst vacancy rates are low, there has been poor maintenance, unsuitable
alterations and additions that have undermined the harmony of terraces.
Recent restoration schemes have restored several of traditional terraces and
properties.
During the day the centre has a vibrant character. But it lacks an attractive
evening economy that would promote a feeling of vitality and safety out of
hours. Poor street and property maintenance, solid shutters and lack of
interface between the public realm and building interiors reinforce this feeling.
22
Linear layout and level topography provides long views giving emphasis to
taller buildings, landmarks and those that terminate of views.
Development that paid no heed to its setting derives from 1960’s
redevelopment. Telephone House, a nine storey office block, intrudes and
dominates at the southern end of Woodgrange Road. Two other slab office
blocks are seen westwards along Romford Road. All are unacceptably overly
dominant and insensitive to their immediate setting. The tower of Durning
Hall, dominates views south and north of the station. Its podium of shops
address the main frontage but are of poor quality. Its roofline is marred by
telecommunications. Its side return is open to a car park. It dilutes the
dominant Victorian character of the centre by paying no visual reference to it.
Post-war Council blocks along Woodgrange and Romford Roads also add
little of architectural merit.
Recent redevelopment, immediately adjacent to Wanstead Park Station,
illustrates a more sensitive approach in its use of materials and forms with a
scale acceptable against the backdrop of the tall railway viaduct.
PUBLIC REALM
Whilst the original street pattern remains, the public realm has been
extensively upgraded during recent years. Specific modern materials were
selected to be sympathetic to the area’s character. Improvements include new
lighting, paving, drainage, traffic management, tree planting, safety measures,
grade level public toilets and access to some shops achieved by regrading the
adjoining pavement. Original granite kerbs have been retained.
The Council’s aim is to ensure that future works to public and private realm
together enhance the area’s distinctive character and improve safety and
access for all.
23
CHARACTER ANALYSIS BY AREA
This section describes the merit, issues and potential for enhancement of
each area in the centre. Locations are noted on the map below.
24
AREA 1
The viaduct carrying the Barking to Gospel Oak line over Woodgrange defines the northern
boundary of the conservation area.
Improvements to access and reuse of arches at Wanstead Park Station
Wanstead Park Station, opened on the 9th July 1894, is of historical interest
as part of the railway expansion that supported the development of Forest
Gate. These arches were occupied for many years by traders including the
locally renowned Elliot’s Tea Rooms and Confectioners. The viaduct is a
strong architectural feature important in the townscape as pedestrian routes to
the centre and station pass under its arches. In recent years the arches were
restored for business and storage use. Brickwork was cleaned, the bridge
repainted and access and facilities for the station improved. Further
improvements could be achieved by repainting the bridge, removing staining
and graffiti and all unnecessary advertisements, uplighting and relocating or
screening recycling banks.
25
The bridge frames views southward. The impact of the scale and style of any
new development beyond should be considered for its impact on this view.
Looking northwards, Capel Point, a 1960’s tower block, dominates the view to
the forest. Any future work to it should reduce its visual impact.
AREA 2
The site immediately south of the viaduct was previously occupied by a single
storey commercial property with an attractive Art Deco façade. However, the
use had become redundant. It was recently redeveloped to maximise the
site’s potential, creating 76 new homes with commercial space on the ground
floor. The massing, articulation and materials of the replacement building aim
to echo its traditional context and to offset its relative height. It also improves
the safety and security of the station and Station Approach through increased
footfall and overlooking. The fully glazed commercial unit allows interaction
and surveillance along Woodgrange Road. The increase in homes and
commerce supports local regeneration. Retention and restoration of the
locally listed Eagle and Child PH building was secured by inclusion in the
scheme.
Although rebuilt in 1896, an Eagle and Child public house has stood at this
spot for centuries. The name derives from the Stanley family (Earl of Derby)
coat of arms that feature an eagle and child and is featured in the pub’ sign
and windows. The red-brick and stucco façade is robust, well articulated and
retains original details. The ground floor façade features polished granite, an
original fascia with five coloured wood carvings acting as capitals.
26
These convey “Merrie England” in medieval costume and include drinkers,
musicians, a gentleman and queen.
AREA 3
Designed for security and privacy, the Lord Lister Health Centre provides little
engagement with the public realm though visitors bring activity to it. Adjoining
residential buildings, accessed by small passageways, also turn their back on
Woodgrange Road. Trees and shrubs provide a welcome foil to a stretch of
road otherwise devoid of natural softness or colour. Brooking Road provides
an unattractive view onto the rear of a variety of uses and buildings. The area
has a neutral to negative effect on the conservation area. Any future
development should create active street frontage, provide greater enclosure
and screen unattractive elements behind. New trees with greater presence
would be welcomed.
AREA 4
Parts of Area 4 have been identified as being the oldest part of Forest Gate –
a small row of cottages just to the south of the original ‘Forest Gate’, the
tollgate across Woodgrange Road between 1851-1881.
The age and history of the Chapel at the southern end of that terrace and its
similarity to the row of small cottages that were extended to the front to supply
retail space is evident in historical records. An Ordnance Survey map of 1867
shows both the Eagle and Child pub and cottages in existence at a time when
very little of present day Forest Gate has been built.
The scale and form of these buildings is a present reminder of these early
beginnings although the area as a whole has been subject to some negative
alterations and demolition. However, the properties house a variety of
businesses that provide valued local services and opportunities for community
engagement.
AREA 5
27
Here two and three storey buildings continue the building line of the Eagle and
Child PH, single, paired or terraced. They have an appealing human scale
and, though not architecturally special, are of townscape value and historic
interest. The various styles and forms illustrate the piecemeal earlier
development. Most of their original features remain - pitched roofs, parapets
and chimneys, vertical window openings, arches and keystones, and
brickwork - as do their form and rhythm created by repetition of small
shopfronts defined by original pilasters, corbels and blindboxes. Where
pitched roofs give way to butterfly roofs, a strong cornice line creates strong
visual coherence. The small units here provide a range of local services
typical of the “village” atmosphere the Council wishes to promote in Forest
Gate.
Good maintenance and sympathetic repairs and restoration could significantly
enhance this block given its underlying qualities and limited alteration.
At its end, the terrace curves into Sebert Road into the area previously called
“Market Place” or Broadway. Its historic function and name is inscribed in its
cornice. Windows were placed in both frontages giving interaction with the
whole space and a balanced appearance. The ground floor has suffered
unfortunate alteration that detracts from this and some windows are now
blocked. Any new work should reverse this error. The removal of a large
advertisement and parked cars would also significantly improve its
contribution to this key space which was the heart of the early town centre.
28
AREA 6
The buildings on the south side of Sebert Road also curve into Woodgrange
Road, addressing this focal point, historically at the centre of activity with
public functions. Public toilets were originally sited on an island at this junction
which was incorporated into a wider pedestrian space post-war. Private
forecourts and public realm now combine and have been landscaped to
provide a sitting out area with trees that mark and soften this busy junction.
The relatively grand three storey town houses behind have been altered and
neglected, with commercial uses on the ground floor. Restoration would
enhance views down Woodgrange Road and the immediate setting.
A lower terrace adjoins, fronting Woodgrange Road and makes an important
contribution to the image of the centre given to those arriving here by train or
waiting at traffic lights. The terrace was badly damaged in WW2, losing its
bold cornice. Cheap brick repair and poor detailing led to spalling brickwork.
Some units were rendered to cover this. Their unity was further eroded by
loss of sashes and changes to window openings, unrelated shopfronts and
signs in cheap materials. Works carried out under a Heritage Economic
Regeneration Scheme in 2005 have sought to address these problems. Unity
was returned by rationalised window openings, new shopfronts with a
consistent fascia line separated by pilasters. Their design derived from the
one remaining original. To overcome the problem of spalled bricks and part
render, all were rendered. The variety colours were chosen by owners along
with shopfront colour. This brightens the street scene and creates an
attractive visual stop to the long view down Forest Lane. Any new shopfront or
sign should adhere to the overall style of the scheme.
29
Change and enhancements under the Heritage Economic Regeneration Scheme
The rear mews to these properties, in common with others in the centre, is
neglected and not well-used. The smithy, shown here in 1919, has been
demolished. New development in the rear yard should improve access, site
security and appearance and not project above the buildings to the front.
Enhancements at Woodgrange and Sebert Roads.Rear mews in need of attention.
AREA 7
The north side of the Forest Lane/Woodgrange Road has considerable
historic character resulting from the variety of traditional building forms that
have evolved here. Number 79 Woodgrange Road is notably unusual in that it
has a steeply pitched roof with the gable end facing the road and is only
single storey. This is the former chapel, built in 1831, one of the oldest
buildings in Forest Gate. Inside, the original roof beams can still be seen. It is
of significant historical and townscape value. A suitable use and sensitive
works to the front facade would create an attractive, distinctive landmark.
30
This area is one of the first seen by passengers arriving at Forest Gate. Given
this and its historic and townscape merit, all development here, or affecting its
setting, should be sensitively designed to conserve and enhance its qualities.
The early importance of this area was confirmed by the opening of the station,
shops, school, brewery, pubs and steam laundry. Despite change, the
character of the area remains in its variety of forms, scale and styles. The Fox
and Hounds and the Railway Tavern, although rebuilt 1925, remain prominent
buildings. The Halifax offices also occupy an early, if altered building. In the
nineteenth century it was occupied by Vadanelli and Agostini, as the
Broadway Stores. Ethnic diversity remains a feature of today’s centre.
The Railway Tavern and the Fox and Hounds PH after enhancements under a Heritage
Regeneration Scheme in 2005. The scheme included surrounding buildings.
This was traditionally a busy junction, but safety and traffic flow inform its
layout with visual noise from street signs, lights, posts, clutter and dominant
road markings. Pedestrian flow is confined by extensive guard railing.
31
AREA 8
The Forest Gate Clock and Drinking Fountain is the iconic landmark of Forest
Gate town centre. It was donated by Archibald Cameron Corbett of the family
responsible for the development of the Woodgrange Estate. The clock
provided commuters with the time, although accounts of the day complain of
its bad-time keeping! It was renovated in the 1990’s by the original clock
makers. It has had a variety of lamps and lanterns and is underlit creating an
attractive feature at night. The iron pedestal sits on a bowl and stand of
polished stone. It supplied free clean drinking water. Water was pumped to
two brass spouts with rosettes. Two stone steps up were provided to reach
metal cups which hung from two rings. Water for cattle, horses and dogs was
provided in a trough donated by the Metropolitan Drinking Fountain and Cattle
Trough Association Society. It has been moved several times to enable
junction improvements. It is isolated on a traffic island surrounded by railings
and traffic lights. Creation of a more integrated public realm would be
desirable as far as safety constraints and traffic needs allow.
Enhancement works to the Gurney Clock and drinking fountain
AREA 9
Another historic landmark of Forest Gate is the leaded dome in front of the
station. Formerly part of an extension added to the front of the rebuilt Victorian
station, British Rail were persuaded to reinstate this feature, building a
detached kiosk to take it. Its use by flower sellers enlivens the street scene.
Its appearance should be maintained by keeping advertising and street clutter
to a minimum and could be enhanced by feature lighting.
32
From this spot first impressions of Forest Gate are established. Its raised
position affords views in several directions. The design, mass and roofscape
of Durning Hall conflicts with and detracts from its setting.
Forest Gate Station facade improvements and kiosk
AREA 10
Single storey buildings are unusual in the town centre. Those on the railway
bridge were originally offices of different coal and coke merchants until coal
fires fell out of use. Now shops, they were refurbished in 2005 under a
heritage regeneration scheme. The coherence of their form was restored by
restoration of the plain tile roof and reinstatement of a regular line of fascia
and pattern of pilasters. These provide the framework for a colourful collection
of outlets. Independent fascia signs use individually illuminated lettering of a
sympathetic scale. These enhancements must be maintained as designed
without additional signage or alterations to avoid degradation of these gains.
Restoration of the former coal offices on the bridge opposite the station.
AREA 11
Development of the Woodgrange Estate (1877-1892) included several
shopping parades on Woodgrange Road. Their former character was restored
by another HERS scheme greatly improving the image of the area. Works
included reviving the light buff coloured brick and repainting and restoring
original windows, surrounds and the heavy cornice. The large Victorian
window adds further interest. Granite pilasters with decorated corbels
separating each shop were also restored. Reinstatement of the original fascia
33
line and depth, with the addition of traditional blinds, also enhanced this
parade.
Restoration of Nos: 60 to 68 Woodgrange Road part of the Woodgrange Estate
A further Corbett terrace across Hampton Road is also part of the
Woodgrange Estate. It had been badly effected by war-time bombing and
subsequent neglect and unsympathetic alterations. However, a refurbishment
scheme completed in 2008 included full restoration of the parapet cornice,
shop pilasters, original window surrounds plus cleaning and repair of
brickwork. Some shopfront improvements have also taken place. These
schemes underline the importance the Council attaches to establishing the
distinctive identity of Forest Gate based on its Victorian character.
Restoration of 40-58 Woodgrange Road
AREA 12
The grand Victorian properties that once stood here were destroyed by
wartime bombing. The replacement development is distinctly post-war in form
and style in contrast to its dominant Victorian surroundings. It houses Durning
Hall community centre, designed with much public participation, to create a
strong visual presence as a beacon of the revival of the local community. Its
slab block of six storeys is taller and more bulky than surrounding
development. It sits upon a lower podium of one and two storeys, a jumble of
horizontal and vertical forms housing a wide supermarket and smaller
commercial units. It is in concrete, cheap brick and panel materials. Whilst the
commercial frontages face onto Woodgrange Road, the taller block, Durning
Hall, is accessed from an open car park space facing onto Earlham Grove.
34
Whilst it is in a style distinctly identified with its period, the foregoing features
combine to produce an overly dominant structure which is adds little to, and
lacks harmony with its traditional setting. A mass of masts and antennae on
the roof add to its unattractive impact.
The Forest Gate Town Centre Planning Brief identifies the block for possible
redevelopment. As well as regeneration benefits, redevelopment should
improve upon past mistakes; secure new buildings of quality which, though
contemporary, pay reference to the traditional contextual character and
materials; create coherent townscape enhancing the character of the
conservation area; better enclose blocks with direct interaction on all
frontages; reduce the impact of a tall building on longer views and create an
attractive landmark with clean, distinctive skyline.
Durning Hall and shops 51-73 Woodgrange Road.
AREA 13
Earlham Grove links the centre with a hinterland of grand Victorian houses.
Lines of mature trees create a very attractive long view.
However, the immediate return in Earlham Grove is unattractive with blank
sides to buildings and unsecured, vacant land on the south side. On the north
side are the open boundaries of Durning Hall and Royal Mail. The latter,
dating from 1939, has an interesting architectural style typical of its period and
function. Some mosaic and detailed designs on the wall to Durning Hall are
also attractive and of historic interest.
35
The creation of continuous boundary enclosure, active frontages, and natural
overlooking and surveillance, as well as improved rear access to Woodgrange
Road shops and to residential units above, and additional greenery and
improvement to the public realm would enhance Earlham Grove and the
setting of, and views into and out of the conservation area.
South of Earlham Grove are three pairs of semi-detached villas. As the oldest
buildings on Woodgrange Road, south of the station, they are of local historic
interest. Early photographs show they were originally houses with long front
gardens and trees. Their original form and features are still visible above the
shops built over their gardens. Their present form and scale contrasts with the
taller terraces.along Woodgrange Road, reducing the feeling of enclosure.
Repair and restoration would be required to enhance their qualities. A small
house, No 39A, now also a shop, separates this row from the next terrace,
illustrating the quirky evolution of the centre.
AREA 14
This comprises a grand three to four storey terrace. A centrepiece comprises
a pedimented gable, dated A.D. 1897. A further fourth floor block, with
dormers, terminates this terrace. Despite its apparent unity, the roofline and
the juxtaposition of chimney stacks shows this terrace was not constructed as
a whole. Old maps confirm its piecemeal development and that the dated,
middle section, was the last built. But visual coherence is achieved by use of
common materials, creamy stock brick, and stucco and stone window
surrounds and cill band.
36
Restoration of this terrace in 2001 revived these unifying features. The
original proportions of shopfronts - their fascia lines, dental cornice, and
blinds-were reinstated; the shop framework which lends the terrace its rhythm
was also revived by repairing and reinstating the granite pilasters and corbels
separating each unit. Facades were cleaned and redecorated and the roofs
repaired. This was the first of four Heritage Economic Regeneration Schemes
that have enhanced the best traditional elements that give Forest Gate its
individual identity.
A second, similar restoration scheme enhanced the adjoining terrace. The
shops are again built over the gardens of what were once tall houses creating
a building line set back above the ground floor shops. Some shops still
contain the original domestic rooms, even a front door at the rear. Original
mews buildings to the rear have been converted into dwellings.
These terraces are key to establishing the distinctive identity of the town
centre. It is essential that they are protected from unsuitable alterations and
that new development preserves or enhances their character and setting.
1-13 Woodgrange Road before and after enhancement works.
Between these two terraces is a private roadway that once gave access to the
Forest Gate Public Hall and skating rink. These buildings have since been
replaced by a large brick vent shaft to the Channel Tunnel rail link, a dominant
and bland end stop. This route also gives access to a garage (now closed)
and residential units behind and above the shops. The potential use of this
area should be exploited to improve its appearance, security and safety. This
includes providing access to residential premises above shops from
Woodgrange Road rather than the rear.
37
AREA 15
Across Woodgrange Road is the Methodist Church and Church Hall built 1962
that replaced the former large Congregational church following bomb damage.
This was an elaborate and imposing edifice, it’s prominent design and place
reflected its importance to the local community.
The replacement church hall is in a post-war simple utility style, carried out in
brown brick and set in a well planted garden enclosed by a low wall. Mature
trees make an important contribution to the townscape and introduce some
greenery into this hard, busy environment. The church has architectural
interest with its steeply pitched roof and colourful glazed windows. A
sculpture, executed by Peter Peri in 1962, of a preacher holding a book,
dramatically stretches out from the front end gable. The interaction of these
important community buildings with the public realm is limited by the enclosing
wall and relatively blank façades.
Any redevelopment of the site would provide opportunity to create more
floorspace and community services, better visual interaction and engagement
with the street, and a high quality, contextual landmark.
38
The mature trees at the site are a valuable asset that should be retained both
for their softening impact on area views and character and particularly since
the conservation area lacks mature trees to offset its hard, heavily-trafficked
environment.
There are attractive long views from Woodgrange Road into the adjoining
Woodgrange Estate Conservation Area characterised by its abundant
greenery. The buildings on Woodgrange Road impact on the appearance of
these “entrances” into this adjoining conservation area and form the visual
end-stop of views out. The scale and appearance of any development in the
centre must therefore be sympathetically designed for its affect on these
views.
AREA 16
Nos: 28-38 Woodgrange Road comprises a four storey terrace of residential
over shops. It is part of the larger post-war redevelopment of a section of the
former Woodgrange Estate that was destroyed by bombing. Its geometric
design and material typify the period and it is of an acceptable scale and plan
with active frontage, but it does not make a positive contribution to the
character of the centre. A passage to the estate behind is not a pleasant or
safe and should be addressed if the opportunity arises.
The adjoining “Burton’s building” (formerly occupied by Burtons tailors),
although not part of the Victorian legacy, is of interest for its typical Art Deco
style. It is fondly remembered locally for the popular ballroom that operated on
its upper floors. It was recently converted to residential. The ground floor shop
unit is relatively wider than the average available in the centre. It would be
much enhanced by a shop front that emphasises its Art Deco facade.
AREA 17
Prior to WW2 this was the site of a tall terrace that included Forest Gate Post
Office. A massive wartime bomb explosion took out many of the buildings at
or close to this site on the Romford Road/Woodgrange Road junction. It was
redeveloped in 1958 as the nine storey building, formerly called “Telephone
House” (now Donald Hunter House). This provided extensive offices for the
Post Office.
39
Its upper floors were converted to residential use in the 1990’s. “The Gate”
library, local service centre and shops were put into a ground floor extension.
A bold, wavy, canopy was added to soften the rigid geometry of this concrete
framed / panel faced slab block and lend it identity. The form, design and
scale of this building pay no heed to context. It dominates both long views and
its immediate setting and does not address the junction. Its blank return onto
Romford Road is detrimental to the appearance and safety of the public
realm.
AREA 18
Opposite, in contrast, is the Princess Alice Public House. This post-war
rebuild of this local landmark, is carried out in a distinctive, coherent, Festival
of Britain style. Its curving form, terraces and windows are designed to
engage with the junction. However, it does not fully exploit the potential of its
corner position, in form, scale and presence and has an unresolved
discordant relationship with adjoining buildings.
40
AREA 19
On the north side of Romford Road is a four storey utilitarian post-war rebuild
of no visual benefit. Adjoining three storey Victorian terraces, although subject
to some neglect and incompatible alterations, retain features of merit consistent shop fascia levels, façade features and roofscape rhythms. They
have attractive, individually designed pilasters, corbels, decorations to eves
and windows, plus a row of original gas lamp standards. Their restoration
would make a valuable contribution to enhancing the area’s appearance.
AREA 20
Some of the earliest buildings are found on the south side of Romford Road.
Their age is indicated by their simple facades and windows details, with
butterfly roofs hidden behind parapets. The historical maps show the early
development of houses here on narrow deep plots. Shops were later added
over front gardens. Although of historic interest they are in poor condition,
most outside the conservation area. It is important that redevelopment of any
sites adjacent to the conservation area are sympathetic in scale and design.
Longer views looking westwards are dominated by the dark brick hulk of a
post-war office block. Such mistakes in scale and appearance must be
avoided in future.
41
Three of these earlier plots are within the boundary and are the best
preserved, retaining their forecourts, bays and small shop-fronts or bays.
They should be kept. Their contribution to the historic townscape could be
easily enhanced by removal of forecourt structures and advertising, repairs
and redecoration and re-landscaping of their setting.
AREA 21
The other buildings up to Upton Lane are distinctly different. They are forward
of the earlier building line, abut the pavement and are wider. The former bank
building, faced in buff stone is decorated with classical motifs to convey a
feeling of stability and probity. The bank’s insignia is on the front elevation. Its
mass is broken by vertical rhythms, the entrance emphasised by a broken
curved pediment and, its solidity, by a strong base. A balustrade marks the
skyline. It makes an important contribution to the townscape and is sole
survivor of the late Victorian development of this frontage.
The other building of local significance is the Art Deco styled ex-Odeon
cinema which first opened its doors in 1937. It survived wartime bombing that
destroyed the nearby Queens Theatre. It is the only cinema building, of many,
that remain in Forest Gate. It is of historical and emotional significance as it
played a large part in the lives of people and is fondly recalled in local
memory. It retains the basic proportions and details of its Art Deco design.
Any alterations should be consistent with its style. Refurbishment of the front
elevation and shops beneath would greatly enhance its appearance.
42
Former Forest Gate Odeon
AREA 22
The two buildings before Upton Lane are post-war and of no significant merit.
A bank building occupies the prominent corner position. It is opposite a listed
church and is the visual end-stop in long views down Woodgrange Road.
However its plan and design is very uninteresting for such a key site and does
not turn to address the corner. Apparatus on its roof mars the skyline. Any
new development should redress these failings. The original bank building,
visible on the right of the photo below shows the importance of this corner site
was marked by an elaborate, grand, imposing building with a clock as a
useful, landmark feature.
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This photo was taken after electrification of street lighting was installed in
1898 but before1904/5 when trams ran here..
AREA 23
The final corner of this prominent junction is occupied by the Grade 2 listed
Emmanuel Church, erected in 1852. It was designed by Sir George Gilbert
Scott in decorated Gothic style using Kentish Ragstone. Its materials, steeply
pitched roof and spire, trees and churchyard are a distinctive feature marking
this busy junction. It achieves this whilst still retaining the human scale
appropriate to a local centre and the appearance of the conservation area.
The trees are covered by a Tree Preservation Order. Its form and setting are
a welcome and essential contrast to this urban setting. The church has carried
out successful landscaping improvements to the churchyard in recent years in
conjunction with the Council. Further joint consideration of how to improve use
of this space is required in future to make best use of this attractive resource.
It continues to play an important part in the need to sustain and further
develop a local sense of community.
This junction is the “entrance” to those passing into, and by, the town centre.
Its character and views make an important impact on the perceived image of
Forest Gate.
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The junction itself, once a “place” shared by all, ceased to lack cohesion with
the growing dominance of vehicular traffic. The aim of achieving good traffic
flow and pedestrian safety now adds a plethora of traffic control equipment,
guard railings and other street furniture. It is now a divided place, the south
side severed from the north. However, new tree planting, paving, specially
designed lighting and other street items have made a positive step toward
improving this heavily used area and gateway to the centre.
AREA 24
The buildings on Upton Lane are of neutral interest. Nursery Lane is of
historic interest but this traditional rear mews is now unsafe and unpleasant.
The Forest Gate Town Centre Planning Brief identifies its potential for
comprehensive redevelopment to three storeys. Any development must
improve lighting, security, appearance and rear boundaries to Sylvan Road.
CONCLUSION
Conservation of the centre’s heritage and townscape can play an important
part in giving Forest Gate its own attractive, individual identity. To that end,
buildings of character should be preserved and enhanced. Redevelopment of
neutral or unsightly plots is welcomed to allow for new investment. All new
development should complement the centre’s heritage context so that,
together, they work to provide Forest Gate with an attractive, distinctive
identity.
Much good work has already been undertaken to buildings and public realm
for these reasons. Improvements to its housing offer and conservation of its
attractive Victorian/Edwardian hinterland is also essential to support the
economy of the centre on which the character and appearance conservation
area depends.
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PART 2: CONSERVATION AREA MANAGEMENT PLAN
The Council’s aim is to support and develop Forest Gate as a sustainable
neighbourhood centre that will serve a desirable and well-connected
residential area, attract high quality shopping opportunities and provide other
commercial and community facilities. It will work to attract and facilitate new
investment that will support these objectives.
It also recognises that places with a distinctive historic character are attractive
places to live and to invest. It recognises too, the value placed by local people
on conservation of their centre. It will seek to ensure that new and old
development works together, creating a well-integrated place with a special
identity, avoiding and correcting mistakes of the past.
The appearance and character of a place results, not simply from its
buildings, but also its spaces and the activities that take place in both. The
Council will therefore direct its other functions and services toward creating an
enhanced town centre.
Much has already been undertaken by the Council, in conjunction with other
agencies and local stakeholders, to promote regeneration through
enhancement and conservation.
The Council’s conservation management plan for the coming five years aims
to continue to promote the centre’s regeneration in conjunction with
conservation and enhancement of its special qualities.
To that end the Council will:
•
seek the preservation and enhancement of the character and
appearance of Forest Gate Town Centre Conservation Area.
•
promote the regeneration of the town centre to the benefit of its
conservation.
•
address other issues that arise within the town centre that impact on
these goals.
•
work with the local community, stakeholders and other bodies to
achieve these goals.
•
pursue its Vision for Forest Gate in 2016, as described in the Council’s
Forest Gate Town Centre Planning Brief adopted in 2007:
As a neighbourhood centre Forest Gate will offer local shopping
opportunities with a vibrant evening economy including cafes, bars
and restaurants.
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Forest Gate will become a desirable, well-connected residential
area, possessing a distinctive village feel with niche shops and
independent cafes and restaurants offering a relaxed atmosphere
away from the bustle of Stratford, with access to the open spaces of
Wanstead Flats.
Forest Gate will provide an improved retail offer with a major new
food store ensuring local residents have high-quality shopping
opportunities to meet their everyday needs.
Important but outworn community facilities at Durning Hall will have
been replaced to a high standard within a mixed use development
that will also offer commercial space and mixed use tenure housing.
Through effective urban design new development will integrate with
the existing urban form and create a greater sense of place than
currently exists, limited by the linear nature of the centre.
The Conservation Area Appraisal points to the following opportunities for
physical enhancement:
•
New build should be sensitive to the scale of its context with an
interactive, immediate relationship with the public realm and echo
features of the dominant Victorian architectural character, albeit in
modern form, to create a greater coherence and collective character. It
should improve upon past mistakes. Taller buildings should be
designed to reduce their visual impact. To achieve this, form, materials,
colour, base and skyline need particular attention. An oppressive sense
of enclosure should be avoided.
•
Mature planting should be protected and more new planting required
and encouraged.
•
Setbacks should be preserved, or new spaces created, to provide an
attractive, interactive space for pedestrians.
•
An attractive evening economy would improve the character of the
centre.
•
Opportunities to reduce the dominance of traffic over pedestrian needs
should be taken where possible. Traffic management schemes here,
and in the adjoining area, must be considered for their impact on this
as a place for the local community.
•
The safety of any new routes for pedestrians should be promoted by
overlooking and secure boundaries. Rear access for servicing of shops
and refuse storage should be provided with front access to any
residential above.
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In summary Council will seek and welcome development that preserves and
enhances the distinctive historic character of Forest Gate Town Centre
Conservation Area and contributes to creating a prosperous centre serving
the needs of the local community.
This Vision for Forest Gate complements and supports conservation
objectives.
In particular the Council will work toward its objectives in the following ways.
FUTURE DEVELOPMENT
The Council will:
•
Exercise its powers under the Planning Acts to require that new
development meets high quality design standards that also preserves
and enhances the character and appearance of the conservation area.
•
Issue site specific design advice to guide development proposals so
they positively contribution to conservation objectives.
•
Require new development to pay regard to context, complement or
enhance established urban grain and townscape, whilst representing
the time in which it is built and the culture it accommodates.
•
Issue design guidance on specific areas of development including
shop-fronts and facades.
•
Be pro-active in working with developers to achieve the redevelopment and/or refurbishment of sites, in particular those identified
by the Forest Gate Town Centre Planning Brief adopted by Council in
2007.
PLANNING CONTROLS
•
Continue to enforce against unauthorised development, alterations,
changes of use and other breaches of the Planning Acts where
expedient and in the interests of the conservation of the area.
•
Serve s215notices under the Planning Acts on owners or occupiers of
land or buildings whose condition is adversely affecting the amenity of
the area, where expedient.
•
Every four years undertake an photographic audit of buildings, land
and the public realm noting especially features of historic interest (post
boxes for example). This will be used to monitor and review progress
and also aid effective enforcement.
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•
Investigate the necessity and desirability of serving an article 4(1)
Direction to bring certain permitted development rights under planning
control. These would be those that adversely impact on conservation of
the area and would follow detailed survey and justification.
•
Consider designating an Area of Special Control to increase the extent
of its planning control powers over advertisements.
•
Will use its powers to serve urgent works and repairs notices, if
applicable and expedient, to secure the proper maintenance of
buildings of merit.
•
Review the Council’s list of locally listed buildings and consider the
inclusion of buildings within the conservation area in that list.
COUNCIL FUNCTIONS
•
In carrying out its functions strive for best practice; ensure consistent
and co-ordinated project management and decision-making based on
published policies and guidance.
•
Will provide specialist expertise in conservation and urban design to
advise on proposals for the area. And, subject to resources and
priorities will identify specific officers to focus on planning issues within
Forest Gate Town Centre.
ENHANCEMENT AND FUNDING
•
Seek funds to secure enhancement of the public realm and
refurbishment of land and buildings in the interests of promoting
conservation objectives. This will involve securing grants from
government and other sources and financial contributions connected to
the granting of planning permissions (called S.106 agreements).
COMMUNITY ENGAGEMENT
•
Pro-actively engage with the local community, its representatives,
stakeholders, commercial interests and other relevant bodies to
promote preservation and enhancement of the conservation area; the
upgrading of the local environment; and regeneration. This will include
providing town centre management services.
•
Promote better use and maintenance of property. This will include proactively seeking redevelopment that will bring needed new uses to the
centre; liaising with owners to bring vacant or underused property into
suitable use; town centre management advice to retailers; attaching
conditions to grant-aided schemes to require on-going proper
maintenance of improved properties.
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PUBLIC REALM
•
Ensure consistency and quality in the treatment of the public realm.
•
Safeguard elements of the public realm that are of historic significance
wherever possible (granite kerbs for example).
•
Keep to a minimum, and where possible, reduce street clutter,
including, posts, signs, railings, columns, apparatus, structures,
advertisements, on the public highway, acting in the interests of
conserving and enhancing the area.
•
Maintain well areas of the public realm including street furniture (seats,
cycle stand, bins etc).
•
When undertaking works to the public realm it will aim to improve
access for all including reducing visual clutter and physical obstruction.
•
Undertake its duties in relation to traffic and transportation so that they
support the Council’s regeneration and conservation objectives, in
particular to explore opportunities for reducing the negative impact of
vehicles on the appearance and character of the town centre and the
quality of the environment for residents and pedestrians.
•
Promote improved access for all to land and buildings.
•
Provide or promote greening of the area through additional treeplanting, shrubs and flowers (containers etc) subject to resources.
•
It will address issues such as crime and anti-social behaviour;
community safety, taking action against fly-tipping, graffiti, dumping of
rubbish; proper arrangements for the storage and disposal of refuse
from premises; removal of abandoned cars; improving access and
security along thoroughfares and to private property.
Action by the Council in any of these areas will be undertaken subject to the
availability of necessary resources and funding and within the context of its
wider obligations, policies and duties.
BOUNDARY REVIEW
The Forest Gate Town Centre Conservation Area boundaries have been
reviewed and are considered, at present, satisfactory for their purpose.
Further review will take place as development of the centre progresses.
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PUBLIC CONSULTATION AND MONITORING
The appraisal and management plan has been subject to public consultation
with the local community and its representatives, relevant stakeholders and
other bodies involved in the regeneration and conservation of the town centre.
It was made available on the Council’s website, hard copies were made
available in Council offices, the local service centre/library and an
advertisement placed outside the station. Comments received have been
taken into consideration in the final drafting of these documents.
A review will be undertaken of these documents every five years.
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